HB 894 Maryland House of Delegates · 2026 Regular Session

Land Use - Transit-Oriented Development - Alterations (Maryland Transit and Housing Opportunity Act)

HB 894, the Maryland Transit and Housing Opportunity Act, automatically designates qualifying transit-oriented developments (near rail stations with at least hourly service Monday-Friday 8am-6pm) as enterprise zones, granting tax incentives without separate approval. The bill requires the Maryland Development Corporation to prioritize redevelopment projects near transit in its loan programs and delays certain development fees for residential housing projects. It also changes local land use regulations near transit stations by altering municipal authority to restrict development in these areas.

Bill status signed all 5 stages cleared

Introduction

Feb 2026

Committee Review

Apr 2026

House of Delegates Passage

Apr 2026

Senate Passage

Apr 2026

Signed into Law

May 2026

Introduced Feb 4, 2026 Signed May 26, 2026

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What changed between versions

Third - Land Use - Transit-Oriented Development - Alterations (Maryland Transit and Housing Opportunity Act) → Enrolled - Land Use - Transit-Oriented Development - Alterations (Maryland Transit and Housing Opportunity Act) · 5 edits · May 26, 2026

MODERATE

The bill was finalized as an Enrolled Bill, adding the Finance and Education committee to the original sponsors and updating the legislative history. Substantively, the bill renumbered an existing economic development section and added new provisions to automatically designate certain transit-oriented developments as enterprise zones, prioritizing redevelopment loans for these areas, and delaying specific development taxes for qualifying residential projects.

Scope change

The bill's scope expanded by adding the Finance and Education committee to the list of sponsors and by introducing new mechanisms for automatic enterprise zone designation and tax delays for transit-oriented developments.

ELIGIBILITY

Added a new provision to automatically designate specific transit-oriented developments as enterprise zones without a separate application, provided they meet service frequency requirements.

FISCAL

Mandated that the Maryland Economic Development Corporation prioritize redevelopment projects in designated enterprise zones when issuing Strategic Infrastructure Revolving Loan Program loans.

TIMELINE

Delayed the collection of certain development excise taxes and impact fees for specific residential real estate projects, subject to exceptions.

REQUIREMENT

Established project labor agreements as a scoring preference for projects financed by the Transit-Oriented Development Capital Grant and Revolving Loan Fund.

TECHNICAL

Updated the bill header to reflect its status as an Enrolled Bill and added the Finance and Education committee to the list of sponsors.

Floor votes · Senate Mar 25, 2026 · House of Delegates Apr 1, 2026

How they voted

43–4

Passed · 2 other

Total votes 49

Mar 25, 2026

D Democratic36

34 Yea 2

94% Yea

R Republican13

9 Yea 4 Nay

69% Yea

Vote distribution

All Yea All Nay Mixed No data

Full legislative history

Actions timeline

Total actions

Key actions

Committee

Amendments

May 26, 2026

Signed into law

Approved by the Governor - Chapter 592

executive

Apr 13, 2026

Lower · Passed

Passed Enrolled

lower

Apr 13, 2026

Introduced

House Concurs Senate Amendments

lower

Apr 13, 2026

Upper · Passed

Third Reading Passed

upper

Apr 10, 2026

Upper · Passed

Favorable with Amendments {

upper

Apr 10, 2026

Upper · Passed

Favorable with Amendments Report by Finance

upper

Apr 1, 2026

House Of Delegates · Passed

House of Delegates Vote: pass (101-32-9)

house of delegates

Mar 25, 2026

Senate · Passed

Senate Vote: pass (43-4-2)

senate

Mar 23, 2026

Committee

Referred Finance Education, Energy, and the Environment

upper

Mar 21, 2026

Lower · Passed

Third Reading Passed

lower

Mar 20, 2026

Introduced

Floor Amendment {

lower

Mar 19, 2026

Lower · Passed

Motion Special Order until 03/20 (Delegate Buckel) Adopted

lower

Mar 19, 2026

Lower · Passed

Favorable with Amendments {

lower

Mar 19, 2026

Lower · Passed

Favorable with Amendments Report by Economic Matters

lower

Feb 4, 2026

Committee

First Reading Economic Matters and Environment and Transportation

lower

47 primary · 0 co-sponsors

Sponsors

Role

Legislator

Party

State

District